Build LLC: 602 Flats

03/06/2019

Prominently situated on the corner of 12th Ave. E and E Mercer St. in Seattle’s Capitol Hill neighborhood, the 602 Flats are nearly equidistant to the eateries and shops along Broadway E and 15th Ave., as well as Volunteer and Cal Anderson parks. Built atop a parking garage structure, the four-story building offers covered and secure car and bike parking. Each floor comprises one unit; all are two-bedroom units, except the top floor, which features a one bedroom and a private deck with views of the city and mountains.

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The most striking features of the 602 Flats project are the two 40-foot-tall green walls and the solar panel rainscreen systems. By using composite aluminum panel siding (matched with the finish of the windows) as a neutral backdrop, Build LLC was able to make the green walls and solar panels stand out as highlights of the building’s sustainable intentions. Each element is representative of a long-term commitment to different aspects of the building—metal siding for durability, solar panels for energy efficiency, and green walls for air quality.

The other materials might blend into the modern aesthetic, but many are locally or regionally made, including the cabinets, pavers, doors, and windows. Still, the salvaged materials have the cleverest uses. A beer tap drain cover was used at the base of the green wall to allow water to drain back into the irrigation system and recirculate back into the green wall. An outdoor bench was constructed using a water tank from a boat (acquired for free!) and salvaged wood and hardware from Second Use.

Many of the design choices that Build LLC made were made with the tenant in mind. With each level comprising one unit, they were able to maximize daylighting and reduce reliance on indoor lighting. A high-efficiency boiler provides in-floor radiant heat that frees up wall and floor space for residents. The solar panel rainscreen system on the west-northwest corner keeps the roof deck open as a resident amenity space with views of the Olympics, Space Needle, and downtown, while also reducing the energy needs of the building.

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Built Green wouldn’t be the successful program it is today without the hard work of our members, advocates, and partners. That is why, at our annual conference, we take the time to recognize the achievements and efforts of these folks at our reception and awards ceremony!

The Built Green Hammer Awards honor members for their outstanding projects over the past year in different building categories. Check out the winners:

Sage Homes Northwest takes pride in its focus on re-development in the core of Seattle, which reduces urban sprawl and promotes walkability and a sense of community. They have been serving customers since 2006. During the yearlong judging period, they certified 46 homes at the 4-Star level.

Isola Homes is a locally owned company dedicated to building homes that embody the evolving needs of homeowners and communities. They are passionate about sustainable design, environmental stewardship and making valuable and enduring contributions to the communities in which they build. In the past year they certified 105 homes at the 4-Star level.

Exxel Pacific is dedicated to sustainability through building design and construction practices, as well as embracing it as a corporate culture. The winning project in the heart of the U-District is a 7-story, 84-unit student housing project with a 3,000 square foot historical renovation incorporated into the design.

Model Remodel is a design-build contractor located in the Queen Anne neighborhood of Seattle. Building sustainably has been at the forefront of their mission since inception 16 years ago. They always work hard to achieve Built Green certification for remodels of all sizes, even when it is difficult, and they’ve certified two Built Green projects in the past year.

Two surprise categories were also announced! Project of the Year was awarded to TC Legend Homes for their work on the West Seattle Emerald Star, along with homeowners Andri and Veena! TC Legend Homes is no stranger to net zero building, but this was their first Emerald Star project. All of the project’s annual energy use will be covered by solar PV and it also contains a 10,000 gallon rainwater storage and filtration system to collect water for indoor use.

The Built Green Pioneer Awards are given to people who have played an integral role in developing and maintaining the Built Green program.

The first surprise winners were Bryan Bell and Karin Weekly. Bryan and Karin live in zHome, an Emerald Star Built Green project, and ever since they were interviewed by Built Green staff for the post-occupancy study on zHome they have been nothing but supportive of the program, giving home tours and opening their door to media, speaking about Built Green with their neighbors, and serving on panels to talk about their experience. Bryan now sits on the Built Green Executive Committee to lend his perspective as a resident. We are super grateful to have residents of projects get involved in the program, and Bryan and Karin absolutely exemplify that.

The second Pioneer Award recipient was Tadashi Shiga, owner and founder of Evergreen Certified. Evergreen Certified has received an award for their advocacy related to Built Green, but Tadashi deserved to be recognized as an individual for his tremendous support of the Built Green program. He is constantly offering his help, coming up with new ideas, and advocating on Built Green’s behalf to transform the area building market.

Sometimes an old farmhouse can shelter a growing family for a long time and be ready to retire. In a special case, with a large lot, it can be reborn into a beautiful, sustainable, Built Green® 5-Star cottage development!

Juanita Farmhouse cottages, built by John Buchan Homes, accomplished just that. Comprising nine new cottages and a common house/barn that includes a guest apartment, it achieved both Built Green 5-Star and Built Green Communities certifications in 2018.

Built Green Highlights

Site and Water

The cottage development wraps beautifully around a central garden court, with generous porches and the common house helping create a sense of community. Many existing trees were carefully maintained and included in the final landscape, which features walkways, benches, and a terrace in front of the common house.

The common house includes a barn-like garage, a community room, and a kitchen off the large porch. The shared guest apartment is available to all community owners.

The site is provided with infiltration swales for roof water drainage that are integrated with native and drought-tolerant landscaping, utilizing all pervious surfaces except for part of the shared driveway. Indoor water use is reduced by the use of low flow fixtures and WaterSense toilets.

Energy Efficiency

The cottage homes are conventionally framed with enhanced insulation and ground-source heat pumps for top tier energy efficiency. Other energy efficiency features include:

Walls are blown-in blanket (BIBs) R 23

Windows are double-pane low-e argon units with .27 u value

Ground-source heating and cooling for best-in-class energy efficiency

Duct system pressure tested for very low leakage

Low-flow devices on sink and shower fixtures

ENERGY STAR appliances and 80 percent LED lighting

Because of the trees, not all of the homes have good solar access. The two cottages at the south east corner of the site are wired as “solar ready.”

Health and Indoor Air Quality

The homes emphasize simple interior finishes with low toxicity and excellent distributed ventilation for fresh air. The ground-source heat pump works through air circulation ducts that include automatic fresh air and a MERV 13 filter. There are no carpets—solid hardwood or tile flooring throughout—and all paint is low-VOC. A built-in shoe storage space and closet is found next to the front door. The homes are all-electric with no combustion fuels and a Bosch induction range in the kitchen.

Materials Efficiency

One of the stars of the show on this project is that every home has a hand-crafted kitchen island made of beautiful apple wood from one of the trees on the site that had to come down.

Interior finishes demonstrate a high level of commitment to non-toxic and environmentally friendly products. The builder took a lot of care to research and specify products. Interior caulks, adhesives, and finishes were checked for compliance with the Built Green VOC standards.

Comingled recycling of job site waste was handled at United Recycling, which maintains some of the better rates in the area—between 75 and 90 percent diversion.

The Cottage Company integrated many of the project’s details early in the design process, from stormwater mitigation to architectural spaces and finished materials to mechanical systems.

These two modern, low country-style homes sit between the Lake Forest Park Town Center and the beach along Lake Washington. The project aids the area’s larger mitigation efforts to restore the lower reach of Lyons Creek, which is an urban salmon-bearing stream, and re-establish two wetlands after the Lyons Creek flooded in 2007. In doing so, it mitigates most of the stormwater on-site through permeable hardscaping, native landscaping, and rain gardens.

The architectural design reflects forethought into the diversity of living situations and spaces. The addition of an accessory dwelling unit above the garage in each house can accommodate a large family, mother-in-law, multi-generational housing, or an extra tenant. Each home utilizes varying ceiling heights to create unconventional gathering spaces like a top-floor reading nook and a wraparound porch with a double-swing barn-style door to connect the indoor and outdoor spaces seamlessly.

Each material was specifically picked for its aesthetic integration into the low country style, as well as its green attributes. Many materials used on this project were locally produced (within 500 miles), namely cabinets, framing lumber, decking, handrails, pavers, drywall, millwork, and siding. The interior finishes also include GreenGuard certified paint, insulation, and luxury vinyl plank flooring, along with Sustainable Forestry Initiative certified sourcing hardwood flooring and wool carpet.

Energy efficient features include a hybrid heat pump water heater coupled with low-flow plumbing fixtures, ducted and ductless mini-splits for space heating and cooling, LED lighting with dimmer switches, and a spot ERV to ensure fresh air within the home. The cottages reflect a very thoughtful way of mitigating stormwater on-site and attention to detail of design within space, materiality, and energy efficiency.